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City of Palo Alto (ID # 3174)
City Council Staff Report
Report Type: Action ItemsMeeting Date: 10/15/2012
City of Palo Alto Page 1
Summary Title: Downtown Parking Exemption
Title: Adoption of Interim Urgency Ordinance to Place Temporary
Moratorium on use of "Exempt Floor Area Ratio" Parking Exemption
Contained in Section 18.52.060(c) of the Zoning Ordinance in the Downtown
and California Avenue Assessment Districts
From: City Manager
Lead Department: Planning and Community Environment
Recommendation
Staff recommends that Council adopt the Interim Urgency Ordinance (Interim Ordinance)
establishing a moratorium on the use of the Exempt Floor Area parking exemption set forth in
Section 18.52.060(c) of the Palo Alto Municipal Code in connection with any permit,
entitlement or development project, pending further study of Downtown and California Avenue
parking issues (Attachment A).
Executive Summary
On July 16, 2012, the City Council considered the status of ongoing parking efforts for
Downtown and directed staff to look at a variety of approaches to address concerns of
businesses and neighbors. Some of the issues to be addressed, particularly in light of the
downtown development cap, will include evaluation of zoning measures that might more
accurately depict realistic parking ratios and assess the desirability and viability of parking
exemptions. Staff has identified, however, that one particular parking exemption, applicable to
both the Downtown and the California Avenue areas, is likely to immediately exacerbate
parking problems without seeming to provide for any public purpose. This provision (Section
18.52.060(c) of the Zoning Ordinance) appears to allow exemption from parking for any
property within the relevant assessment district, up to a 1:1 floor area ratio (FAR) in the
Downtown area and up to 0.5:1 in the California Avenue area (see Attachment B.) This clause
was included in language adopted in the 1980s to encourage downtown development and as a
compromise for then-recently enacted downzoning and establishment of parking assessments.
While the basis for those amendments is now outdated and downtown development is thriving,
City of Palo Alto Page 2
the provision remains in place and applicants are now invoking it to further exempt parking.
This is generally in addition to exemptions due to transfer of development rights (TDR) or other
allowances pursuant to the code.
Staff recommends that the “Exempt Floor Area exemption” be suspended, at least for the
duration of staff’s study of downtown parking, to enable a more complete analysis of its effect
in combination with other parking measures. An interim “urgency” ordinance is attached that
would allow for such a moratorium on the use of this exemption. According to State law, the
moratorium may be adopted on an “urgency” basis by Council with a 4/5 vote, meaning at least
eight (8) Council members would need to agree to impose the change for a maximum of 45
days. The ordinance would become effectively immediately. State law requires that staff report
back within 45 days on a procedure for review of the ordinance, at which time a public hearing
would be held and the moratorium may be extended for an additional 10 months and 15 days.
State law permits a second extension of the ordinance for a maximum duration of two years.
Background
The City of Palo Alto has studied parking limitations, particularly in Downtown, multiple times
since the 1980s, when the original assessments for the Downtown and California Avenue areas
were established, and Downtown was rezoned (downzoned) to more restrictive building
standards. Downtown parking was re-evaluated in the 1990s, leading up to the construction of
two new parking garages. Zoning requirements that limit downtown commercial development
also mandated that the staff prepare an annual report to monitor downtown development, the
use of transferable development rights (TDRs) and parking changes (the most recent report is
included as Attachment C).
Over the past year, staff has developed considerable data and initiated programs to evaluate
the status of parking in Downtown and in the California Avenue area, as well as to assess the
impact of overflow parking on nearby residential neighborhoods. On July 16, 2012, the City
Council considered the status of ongoing parking efforts and directed staff to look at a variety
of approaches to address concerns of businesses and neighbors. Staff is initiating studies of the
potential for adding parking facilities Downtown and in the California Avenue area, means to
more efficiently use available parking garages and lots, technology to enhance customer service
and the customer experience, and evaluation of the downtown development cap and related
zoning provisions.
Some of the issues to be addressed, particularly in light of the downtown development cap, will
include evaluation of zoning measures that might more accurately depict realistic parking ratios
and assess the desirability and viability of parking exemptions. Staff has identified, however,
that one particular parking exemption, applicable to both Downtown and the California Avenue
area, is likely to immediately exacerbate parking problems without seeming to provide for any
City of Palo Alto Page 3
public purpose. This provision (Section 18.52.060(c) of the Zoning Ordinance) appears to allow
exemption from off-street parking requirements for any property within the relevant
assessment district, associated with floor area up to a 1.0:1 floor area ratio (FAR) in Downtown
and up to 0.5:1-1.0:1 FAR in the California Avenue area. This clause appears to have been added
to the Zoning Code in the 1980s to encourage Downtown development and as a compromise
for then-recently enacted downzoning and the establishment of parking assessments. The
language is quite convoluted, resulting in varying interpretations by staff and applicants. The
City has not been able to locate complete documentation of the history of the exemption.
Property owners who never paid into the assessment district have argued that the Exempt
Floor Area exemption allows them to retroactively “buy into” the assessment district in order to
take advantage of the provision. The exemption has not, to staff’s knowledge, been requested
or implemented until recently, specifically:
In 2007, a one-story project at 135 Hamilton Avenue was exempted for approximately
7,700 square feet on a 10,000 square foot lot (approximately 31 parking spaces),
providing no parking spaces on a site that had not ever paid into the assessment district
(note: the project was approved, but was not built and the permit has expired). The
applicant, however, was required and had agreed to pay into the assessment district to
qualify for the exemption.
In 2011, a subsequent application for the same site was submitted for a four-story
building, with 10,000 square feet (40 parking spaces) to be exempted from providing on-
site parking spaces or paying in-lieu fees, and another 5,000 square feet (20 parking
spaces) exempted through the use of TDRs. This project has received review by the
Architectural Review Board and is now under redesign. The applicant is again offering to
pay into the assessment district to qualify for this exemption. (Note: the applicant has
also recently provided a letter stating his intent to revise the application to
accommodate the prior one-story proposal).
In 2011, the applicants for the four-story Lytton Gateway project at 335 Alma Street
requested the 1:1 FAR exemption for the portion of the floor area that was located
within the Downtown assessment district, approximately 14,400 square feet (58
spaces). The project was considered as a Planned Community rezoning, however, and
the Council did not accept the exemption as a given, instead requiring additional parking
and contributions to the City’s In-Lieu Parking Fund.
In September 2012, a Preliminary Architectural Review application was filed for a 4,903
square foot office development (with two residences above) at 636 Waverley Street,
requesting exemption for the 1:1 FAR equivalent, amounting to 14 spaces of the total 20
required for the office on-site, in addition to other exemptions allowing existing parking
deficiencies to be carried over to the new development.
Staff has spoken with owners of at least two other sites, for which the 1:1 FAR
exemption is being considered, but applications have not yet been submitted.
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Given the current parking deficits in the City’s two assessment districts (downtown and
California Avenue) and the outdated rationale for applying this exemption, staff has been
discouraging recent applications since the 135 Hamilton Avenue and 335 Alma (Lytton
Gateway) projects from using this parking exemption. To staff’s knowledge, no project
applicant has requested use of the exemption for the California Avenue area.
Discussion
Staff believes that the basis for the “Exempt Floor Area Exemption”, i.e., encourage
development Downtown and compromise for the downzoning and parking assessment
requirements, is now outdated, as downtown does not require encouragement to develop, and
any equity issues have long been addressed. Nevertheless, the provision remains in place and
applicants are now invoking it to further exempt parking. There is also some ambiguity as to
whether applicants who have never paid into the assessment district can qualify for the
exemption by paying into the district retroactively, and if so, how to calculate the payment.
Further, applicants are sometimes coupling this exemption with other parking exemptions due
to transfer of development rights (TDR) or other allowances pursuant to the code. The result of
the continued use of this exemption would be to exacerbate parking deficiencies in the
Downtown and California Avenue assessment district areas.
Proposed Ordinance
The proposed Interim Ordinance (Attachment A) would suspend use of the “Exempt Floor Area
Exemption” pending further study and changes to existing parking and zoning requirements,
including re-evaluation of the Downtown development cap. Floor area will of course remain
exempt from parking to the extent assessments have been paid for the site. Staff believes it is
appropriate to apply the moratorium to both the Downtown and California Avenue areas, as it
will in both areas exacerbate parking deficiencies documented previously by staff. Staff
distinguishes this provision from others for review, particularly the transferable development
rights (TDRs) section, as in those cases other public purposes are readily identified (seismic and
historic rehabilitation), and significant investments (either rehabilitation or purchase of TDRs)
have been made pursuant to the zoning ordinance. Those provisions will, however, be
evaluated as part of the more comprehensive parking studies.
Interim Ordinance Process
State law allows for a city to enact an interim ordinance on an “urgency” basis, upon a vote of
4/5 of the members of the Council, to protect the health, safety or welfare of the community
(the draft ordinance includes the relevant findings). No public hearing and no input from the
Planning and Transportation Commission is required prior to the enactment of the urgency
ordinance. An ordinance adopted pursuant to this provision of State law takes effect
City of Palo Alto Page 5
immediately and does not require second reading. The next steps, pursuant to State law, would
be to:
1. Return to Council not later than 45 days later for a public hearing with an interim report
with steps taken to alleviate the parking problems associated with the continued use of
the Exempt Floor Area Exemption. At that time the Council will also be asked to extend
the Interim Ordinance for up to an additional 10 months and 15 days (as allowed under
Government Code Section 65858) to allow staff to propose zoning changes; and
2. Recommendation of zoning changes, following public hearing and recommendation by
the Planning and Transportation Commission, to either revise the ordinance as
necessary or consider permanent elimination of the exemption, prior to the expiration
of the 10-month, 15-day extension.
Applicability to Pending Projects
Cities may revise zoning requirements at any time, except where a property owner has
acquired a “vested right” to build a particular structure by obtaining a permit and performing
substantial work in reliance on that permit. A vested right is not created by the existence of
particular zoning, or by preparatory work performed in advance of obtaining a permit. While
the Interim Ordinance as written does not make exceptions for projects that have begun the
planning process but not completed it by securing final permits (“pipeline projects”), in the past
the City generally has excepted pipeline projects from new ordinance requirements. The City is
not legally required to make such exceptions, but the Council may make a policy decision to do
so. Two projects are currently under review:
a) 135 Hamilton Avenue, which has been under discussion and review for more than a year
and has been reviewed once by the Architectural Review Board; and
b) 636 Waverley, which was submitted as a Preliminary Architectural Review application
on September 10, 2012.
Staff has discussed the application of the Exempt Floor Area Exemption for a couple of other
projects, but owners have not yet submitted applications for those projects. Council may
choose to either include or exempt one or both of the “pipeline” projects from application of
the moratorium. If the Council chooses to exclude one or both projects from the moratorium,
staff suggests that exclusion be conditional upon: a) preparation of a robust transportation
demand management (TDM) program for the project, and b) payment of the equivalent
“assessment” amount or increment to the In-Lieu Parking Fund (rather than to pay down the
bonds) to contribute to construction of additional parking spaces in the future (note: the
amount of the “assessment” should be the present value of a stream of assessments as would
originally have been applied over the life of the parking bonds). Staff will be prepared to
suggest language to implement these requirements should Council desire.
City of Palo Alto Page 6
Policy Implications
Staff believes that the interim ordinance is necessary to assure parking availability for
businesses and to protect nearby neighborhoods from further parking intrusion. The ordinance
is also consistent with Council’s recent direction to study parking improvements and
requirements for Downtown.
Environmental Review
Environmental review is not required for the urgency ordinance, as it simply maintains the
status quo, and is exempt under Section 15061(b)(3) of the California Code of Regulations,
pursuant to the California Environmental Quality Act (CEQA). Subsequent ordinance changes
will, however, require further environmental review prior to consideration by the Planning and
Transportation Commission and Council.
Attachments:
Attachment A: Downtown Parking Exemption Urgency Ordinance (DOCX)
Attachment B: Section 18.52.060 of Zoning Ordinance (DOCX)
Attachment C: December, 2011 Downtown Monitoring Report to Council (PDF)
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Ordinance No. _______
Interim Ordinance of the Council of the City of Palo Alto Adopting a
Temporary Moratorium on the Use of the “Exempt Floor Area” Parking
Exemption as Contained in Section 18.52.060 (c) [Parking Assessment
Districts and Areas - General] of the Palo Alto Municipal Code for New
Development in Assessment Districts
R E C I T A L S
A. The City of Palo Alto downtown area has seen an increase in
development and has experienced increases in parking demand, as documented in downtown
monitoring reports produced in the past 5 years; and
B. The lack of available daytime downtown parking for employees has
resulted in complaints from both merchants and other businesses about the lack of parking for
their employees; and
C. The lack of available daytime downtown parking for employees has also
resulted in complaints from residents in downtown areas about congested parking in their
neighborhoods; and
D. Program L-8 of the Comprehensive Plan limits new nonresidential
development in the Downtown Area to 350,000 square feet (10 percent above the amount of
development existing or approved in 1986), and requires that this limit be re-evaluated when
nonresidential development approvals reach 235,000 square feet of floor area; and
E. Section 18.18.040 of the Zoning Ordinance requires a development
moratorium on downtown nonresidential development upon an increase of 350,000 square
feet of net new nonresidential development (since 1986); and
F. The 235,000 square foot study limit will be reached upon approval of
projects now pending before the Architectural Review Board; and
G. On July 23, 2012, the City Council directed staff to initiate the preparation
of the re-evaluation of the downtown development cap; and
H. The City’s Zoning Ordinance Chapter 18.18 (Downtown Commercial
Districts) and Chapter 18.52 (Parking and Loading Requirements) provide for a variety of
exemptions and reductions to parking requirements within the Downtown area and specifically
within the Downtown Parking Assessment Area that result in less parking being provided than
the calculated demand for parking for new projects; and
I. The City’s Zoning Ordinance Section 18.52.060 (c) allows for floor area up
to a floor area ratio of 1.0 to 1.0 to be “exempt” from parking requirements within the
Attachment A
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Downtown Parking Assessment Area and floor area up to 0.5 to 1.0 to be exempt within the
California Downtown Parking Assessment Area (“Exempt Floor Area”); and
J. The Exempt Floor Area parking exemption was enacted in the mid 1980’s
and appears to have been intended to stimulate downtown development and provide equity to
parking assessment district members; and
K. The Exempt Floor Area parking exception no longer appears necessary to
achieve such purposes, given the vitality of downtown and the need for additional parking; and
L. Continued application of the Exempt Floor Area parking exemption will
further exacerbate Downtown and California Avenue parking deficiencies; and
M. The City Council desires on an interim basis to temporarily suspend use of
the Exempt Floor Area parking exemption in the City as such use may be in conflict with a
contemplated general plan, specific plan, or zoning proposal that the legislative body, planning
commission or the planning department is considering or studying or intends to study within a
reasonable time; and
N. This interim ordinance is adopted in accordance with the requirements of
Government Code Section 65858 and Palo Alto Municipal Code Section 2.04.270 and is based
on the need to protect the public safety, health and welfare as set forth in the above findings
and a 4/5 vote is required for passage.
The Council of the City of Palo Alto does ORDAIN as follows:
SECTION 1. Findings. The findings listed above are hereby incorporated.
SECTION 2. Moratorium. The City Council hereby enacts this Interim Urgency
Ordinance establishing a moratorium on the use of the Exempt Floor Area parking exemption as
set forth in Section 18.52.060 of the Palo Alto Municipal Code in connection with any
development or issuance of any permit or other land use entitlement for any project located in
the Downtown or California Avenue Assessment Districts.
SECTION 3. Study. The City Council directs the Planning Department to consider
and study possible amendments to the General Plan, Specific Plan or Zoning ordinance to
eliminate use of the Exempt Floor Area Parking Exemption contained in Section 18.52.060 (c) of
the Palo Alto Municipal Code.
SECTION 4. Written Report. At least ten (10) days before this Urgency
Ordinance or any extension expires, the City Council shall issue a written report describing the
measures taken to alleviate the condition which led to the adoption of this Interim Urgency
Ordinance.
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SECTION 5. Severability. If any provision, clause, sentence or paragraph of this
ordinance, or the application to any person or circumstances, shall be held invalid, such
invalidity shall not affect the other provisions of this Ordinance which can be given effect
without the invalid provision or application and, to this end, the provisions of this Ordinance
are hereby declared to be severable.
SECTION 6. Effective Period. This urgency ordinance shall take full force and
effect immediately upon adoption. In accordance with Government Code Section 65856, this
ordinance shall be in full force and effect for a period of forty-five (45) days from adoption.
Thus the moratorium shall expire on November 29, 2012, unless this period is extended by the
City Council as provided in Government Code Section 65858.
SECTION 7. CEQA. The City Council finds that this ordinance falls under the
California Environmental Quality Act (CEQA) exemption found in Title 14 California Code of
Regulations Section 15061(b)(3) because it is designed to preserve the status quo.
INTRODUCED AND PASSED:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
ATTEST: APPROVED:
______________________________ ____________________________
City Clerk Mayor
APPROVED AS TO FORM: ____________________________
City Manager
______________________________
Assistant City Attorney ____________________________
Director of Planning and
Community Environment
ATTACHMENT B
18.52.060 Parking Assessment Districts and Areas - General
(a) Definitions
(1) "Parking Assessment Areas"
"Parking assessment areas" means either:
The "downtown parking assessment area," which is that certain area of the city delineated on the
map of the University Avenue parking assessment district entitled Proposed Boundaries of
University Avenue Off-Street Parking Project No. 75-63 Assessment District, City of Palo Alto,
County of Santa Clara, State of California, dated October 30, 1978, and on file with the city
clerk; or
The "California Avenue area parking assessment district," which is that certain area of the city
delineated on the map of the California Avenue area parking assessment district entitled
Proposed Boundaries, California Avenue Area Parking Maintenance District, dated December
16, 1976, and on file with the city clerk;
(2) "Exempt Floor Area"
Within the downtown parking assessment area, "exempt floor area" means all or a portion of that
floor area of a building which is located at or nearest grade and which does not exceed a floor
area ratio of 1.0 to 1.0;
Within the California Avenue area parking assessment district, "exempt floor area" means either:
(A) All or a portion of that floor area of a building which is located at or nearest grade and which
does not exceed a floor area ratio of 0.5 to 1.0 or
(B) The amount of floor area shown on the 1983-84 California Avenue area assessment district
rolls in the engineer's report for bonds issued pursuant to Title 13 of the municipal code,
whichever is greater.
(b) In-lieu fees
Except as provided in subsection (c) below, within any parking assessment district established by
the city for the purpose of providing off-street parking facilities, all or a portion of the off-street
parking requirement for a use may be satisfied by payment of assessments or fees levied by such
district on the basis of parking spaces required but not provided.
(c) Exempt Floor Area
(1) Unless a project for the construction of floor area has received design approval prior to
December 19, 1983, or has undergone preliminary review pursuant to Sections 18.76.020 and
18.77.070 on December 1st or 15th, 1983, the only portion of off-street parking required for
construction of floor area in a parking assessment area which may be satisfied by payment of
assessments or levies made within such area on the basis of parking spaces required but not
provided, is that portion of the parking requirements associated with the uses proposed to be
conducted in that area of the floor equal to the exempt floor area for the site. Where only a
portion of floor area constitutes exempt floor area, and uses with more than one parking standard
as required by this chapter are proposed for said floor, the use on that portion of the floor which
generates the highest parking requirement will be designated as the exempt floor area.
(2) All other required off-street parking that is not satisfied by such payment of assessments shall
be provided in accordance with this chapter.
(3) This subsection shall be interpreted to allow changes in the use of all exempt floor area and
nonexempt floor area existing as of February 16, 1984 without requiring additional parking;
provided, that the change in use does not consist of a change from residential to nonresidential,
or an increase in actual floor area which does not constitute exempt floor area.
(4) No project which has received design approval prior to December 19, 1983, or which has
undergone preliminary review on December 1st or 15th, 1983, shall increase the amount of floor
area approved or reviewed or decrease the area designed or intended for parking without meeting
the requirements of this chapter.
(Ord. 4964 § 3 (part), 2007)
City of Palo Alto (ID # 2424)
City Council Informational Report
Report Type: Informational Report Meeting Date: 3/5/2012
March 05, 2012 Page 1 of 7
(ID # 2424)
Title: Downtown Monitoring Report 2010-2011
Subject: Commercial Downtown (CD) Monitoring Report for 2010-2011
From:City Manager
Lead Department: Planning and Community Environment
Recommendation
This is an informational report and no Council action is required.
Executive Summary
The annual Commercial Downtown (CD) Monitoring Report tracks total non-residential growth
in the commercial downtown area (CD-C zones) and office and retail vacancy rates in CD-C and
CD-C (GF)(P) zones. Through mid-January of 2012, there was a 4.8 percent vacancy rate within
the Ground Floor Overlay District and a 2.0 percent overall vacancy rate in the Commercial
Downtown (CD) zoning district. In this monitoring cycle, approximately 13,500 square feet of
space was approved or added to the total downtown non-residential square footage. An
additional 61,650 square feet of new non-residential development can be accommodated
before the re-evaluation limit of 235,000 square feet growth limit is reached.
Background
Annual monitoring of available space in Commercial Downtown (CD) zoning area was
established in 1998 by Comprehensive Plan Programs L-8 and L-9. These programs require
reporting of non-residential development activity and trends within the CD zone district.
Staff regularly tracks vacancy rates, changes in floor area and parking in the CD district resulting
from approved development to comply with Comprehensive Plan programs and to determine
the ground floor vacancy rate in the CD zone district. The zoning code, until 2009, included an
exception process to allow office development on the first floor if the ground floor vacancy rate
exceeds 5%.
In 2009, the City Council adopted zoning ordinance amendments to enhance protection of retail
uses in downtown commercial districts to ensure that retail uses are retained and viability
enhanced during the economic downturn and beyond. A map of the districts subject to the
amendments was included in the 2009 City Council report (CMR 20:09), available on the City’s
website. The ordinance amendment eliminated the provision for an exception process if the GF
vacancy rate is found to be greater than 5% during the annual monitoring period.
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(ID # 2424)
Staff completed field visits for this 2010/2011 monitoring period in early January 2012.
Telephone interviews and email exchanges with local real estate leasing agents were also
compiled at the same time to determine current vacancy rates and prevailing rents. This report
also includes cumulative data on developments in the Commercial Downtown (CD)zone from
January 1987 through August 31, 2011 and specific data on vacancy information and rental
rates through January 2012.
Discussion
Economic conditions in Palo Alto downtown area are improving gradually. There is currently a
4.8 percent vacancy rate within the Ground Floor Overlay District and a 2.0 percent overall
vacancy rate in the Commercial Downtown (CD) zoning district. This is a noticeable drop of 2.1
percent vacancy in the Ground Floor Overlay District from last year. This number is close to the
2007-2008 period vacancy rate, just before the start of the economic downturn. In the 2010-
2011 monitoring period, the rental rates for retail varied from $2.75 to $4.00 per square foot
based on the location, and the average office rental rate was between $4.50 and $7.00 per
square foot. Office rental rates have increased in the last year and a half and retail rental rates
have remained steady throughout the 2010-2011 monitoring period. The following table shows
the approximate total vacant area and percentage of vacancy, beginning in the 2006-2007
monitoring period.
TABLE 1: Total Vacancy in CD-C & CD-C (GF) (P) Zones in Downtown Palo Alto
Year
Total CD-C
Vacant
(SQFT)
% of CD-C
Vacancy
Total CD-C (GF)
(P) Vacant
(SQFT)
% of CD-C (GF)
(P) Vacancy
2006-2007 88,368 2.63 18,330 2.94
2007-2008 120,004 3.60 26,294 4.21
2008-2009 212,189 6.39 56,109 8.99
2009-2010 85,271 2.56 37,888 6.91
2010-2011 66,226 2.0 26, 290 4.8
Non-Residential Development Activity
The Downtown Study, approved in 1986, incorporated a growth limit of 350,000 square feet of
additional floor area above the total floor area existing in 1986, and provided for a re-
evaluation of the CD regulations when net new development reaches 235,000 square feet.
Since 1986, a total of 173,356 square feet of non-residential uses has been added (or approved)
in the Downtown CD-C zoned area. In the past two monitoring cycles from 2008-2010,
March 05, 2012 Page 3 of 7
(ID # 2424)
approximately 46,500 square feet of net new commercial floor area was added with a few
major contributing projects such as: 317-323 University Avenue, 325 Lytton Avenue, 564
University Avenue, 310 University Avenue, 278 University Avenue, and 265 Lytton Avenue. In
this current cycle (2010-2011) approximately 13,499 square feet of net new commercial floor
area has been added. Though significant construction activities continue in the downtown CD-C
zone area, most of the construction includes redevelopment of existing sites since the existing
downtown is close to being built-out. In the current cycle there were approximately five sites
that were redeveloped but only one project, at 524 Hamilton Avenue, added significant square
footage.
Based on this recent monitoring, an additional 61,650 square feet of new non-residential
development remains available for development before the re-evaluation limit of 235,000
square feet growth limit is reached.
Demonstrating Special Public Benefits
The Downtown Study reserved 100,000 square feet of the 350,000 square foot growth limit to
be used for projects demonstrating special public benefits. Since 1986, ten projects in the
Downtown area have been developed under the Planned Community zoning that requires a
finding of public benefit. Five of the projects exceeded the non-residential floor area that would
otherwise be allowed under zoning by a total of 34,378 square feet. The total changes in square
footage of these projects are shown in the fourth column of Attachment E. The remaining five
projects were mixed-use projects that did not exceed allowable non-residential floor areas. All
of the projects either provided parking or paid a fee in lieu of providing parking.
Projects Qualifying for Seismic, Historic or Minor Expansion Exemptions
The Downtown Study designated 75,000 square feet of the 350,000 square foot cap for projects
that qualify for seismic, historic or minor expansion exemptions in order to encourage these
upgrades. Since 1986, 93,931 square feet have been added in this category. Two projects, 524
Hamilton Avenue and 668 Ramona Street, have used close to 5,000 square feet of Transfer
Development Rights (TDR) square footage in this evaluation period. These projects are shown
in the fifth column of Attachment E.
Parking Inventory
At the time of the Downtown Study, performance measures were established that specify that
new development in the Downtown should not increase the total parking deficit beyond that
expected from development that was existing or approved through May 1986, or 1,601 spaces.
In 2003, the City opened two new parking structures: one located on 528 High Street and the
other at 445 Bryant Street, adding a total of 899 parking spaces. These parking structure
projects, in addition to other projects that provide a parking component, decreased the original
1986 deficit to approximately 628 spaces. At the end of the 2003 monitoring period, the City
determined that a re-evaluation of the parking exemption regulations would be undertaken
when the unmet parking demand resulting from exemptions (transfer of development rights
and FAR bonuses) reaches a cumulative 450 spaces. Currently, the unmet parking demand
resulting from exemptions is 323 parking spaces. Through various projects, the total cumulative
parking deficit has been significantly reduced from 1,601 in 1986 to 722 in 2011. The main
March 05, 2012 Page 4 of 7
(ID # 2424)
reasons for the reduction are: 1) the two-floor addition to the Cowper/Webster Garage; 2)
significant restriping of on-street parking spaces by the City’s Transportation Division, resulting
in 96 additional spaces; and 3) the construction of the two previously mentioned parking
structures located on 528 High Street and 445 Bryant Street. Attachment F is a chart of the CD
(Commercial Downtown) parking deficit. Staff notes, however, that the effects of the parking
deficit, particularly on adjacent neighborhoods, appear to have been exacerbated by the
increased employee density of office uses in the downtown.
Vacancy Rate for Ground Floor (GF) Combining District
The Ground Floor Combining District (GF) was created to encourage active pedestrian uses in
the Downtown area such as retail, eating and drinking and personal services. In October 2011,
there was approximately 548,675 square feet of total Ground Floor area in the CD-C(GF)(P)
zoning district following the adoption of the amended ordinance in December 2009 to enhance
protection of retail uses in the heart (University Avenue and side streets) of the downtown
commercial district. Attachment C provides the list of parcels affected by adoption of the
ordinance. A map showing the location of these parcels is provided as Attachment D. The result
was an approximate net 75,660 square feet reduction in the total square footage of GF district.
During the staff survey of Downtown vacancies in first week of January 2012, there were seven
properties, totaling 26,290 square feet, which met the requirements for vacant and available
ground floor area.
TABLE 2: Vacant Property Listings for Only Ground Floor (GF) Spaces in
CD-C (GF) (P) Combining District.
(As of January 4, 2012)
Address Vacant Square Feet
541 Bryant 2,556
248 Hamilton 3,000
174 University 2,300*
180 University 12,459
435 University 1,450
429-447 University 1,800
522 Waverley 2,725
Total (GF) Vacancy 26,290
March 05, 2012 Page 5 of 7
(ID # 2424)
*Vacant since last year
This results in a GF vacancy rate of approximately 4.8 percent, a reduction of 2.1 percent from
the vacancy rate of last year.
Vacancy Rate for Entire CD District
The entire Downtown Commercial (CD) area includes approximately 3,850,000 gross square
feet of floor area, including approximately 330,000 square feet within the SOFA CAP Phase 2
area. About 525,000 square feet is used for religious or residential purposes or is vacant and
not available for occupancy. Thus, the net square footage of available commercial space is
approximately 3,325,000 square feet.
Staff conducted a field survey in early January 2012 and communicated with local real estate
agents during same time to assess overall vacancies in the downtown area. In this monitoring
cycle there was a total vacancy of 66,226 square feet. This vacancy equals a rate of 2.0 percent,
somewhat less than the 2.6 percent vacancy noted in last year’s monitoring report. The overall
CD-C vacancy rate has reduced considerably since the 2008-2009 period, close to a drop of 4
percent.
Table 3 was compiled based on staff conducted fieldwork, research of real estate websites and
responses received from local downtown real estate agents.
TABLE 3: Vacant Property Listings for Remainder of Commercial Downtown (CD)
(As of January 4, 2012)
Includes Upper Floor Office Space in CD-C (GF) (P) Combining District and all floors of CD-C (P)
District
Address Zoning District Vacant Square Feet
635 Bryant CD-C (P)545
644 Emerson CD-C (P)2,238
418 Florence CD-C (P)2,515
155 Forest CD-S (P); CD-C (P)550
120-122 Hamilton CD-C (P)2,260
209 Hamilton CD-C (GF)(P)9,000
261 Hamilton CD-C (GF)(P)783
400 Hamilton CD-C (P)3,320
245 Lytton CD-C (P)13,433
March 05, 2012 Page 6 of 7
(ID # 2424)
550 Lytton CD-C (P)2,892
552 Waverley CD-C (GF)(P)2,400
Total Rest of CD Vacancy 39,936
CD –Commercial Downtown, (C) –Commercial, (S) –Service,
GF –Ground Floor Combining District, P -Pedestrian Overlay
Trends in Use Composition
The primary observation of change in the use composition of Downtown was, in this cycle, a
reduction of approximately 12,860 square feet of religious/institutional use that was converted
to office use at the 661 Bryant Street project. Since the enactment of new CD zoning
regulations in 1986, the total floor area devoted to higher-intensity commercial uses such as
office, retail, eating/drinking and housing has increased, while the total floor area in lower-
intensity commercial uses like manufacturing and warehousing has decreased (see Attachment
G).
Retail Rents
Retail rental rates have marginally increased since last year’s monitoring report. According to
the data gathered from the January 2011 staff survey of commercial real estate agents offering
properties for lease in Downtown, rents for retail space generally range from $2.75 to $4.00 per
square foot triple net (i.e. rent plus tenant assumption of insurance, janitorial services and
taxes). The lower end of this range is generally for spaces in older buildings and away from
University Avenue. Retail rental rates in the core downtown University Avenue sometimes
increase to highs of $5.00 to $6.00 per square foot. For some vacant properties outside the
downtown core, rental rates have been listed as negotiable.
Office Rents
Based on the information gathered from the commercial real estate agents listing properties for
lease in Downtown, rents for Class A Downtown office space (i.e. newer and/or larger buildings
on University Avenue and Lytton Avenues) and Class B office space (i.e. older and/or smaller
buildings further from University Avenue) range from $4.50 to $7.00 per square foot triple net,
compared to $3.50 to $5.50 per square foot triple net in last year’s monitoring report.
Timeline
This is an annual report.
Resource Impact
This report has no impact on resources, though the implications of reduced vacancy rates have
positive impacts on the City’s potential source of property and sales taxes.
Policy Implications
This report on the Commercial Downtown (CD) zoning area is mandated by Comprehensive
March 05, 2012 Page 7 of 7
(ID # 2424)
Plan Programs L-8 and L-9 and by the Downtown Study approved by the City Council on July 14,
1986.
Environmental Review
This is an informational report only and is exempted from CEQA review.
Courtesy Copies
Planning and Transportation Commission
Architectural Review Board
Palo Alto Chamber of Commerce
Downtown Palo Alto
Palo Alto Board of Realtors
Downtown North Neighborhood Association
Professorville Neighborhood
University Park Neighborhood Association
Attachments:
·Attachment A: 1986 Downtown Study Results Summary (PDF)
·Attachment B: Commercial Downtown (CD) Zone District Map (PDF)
·Attachment C: List of Parcels Added and Removed From CD-C(GF) P District (PDF)
·Attachment D: Downtown Map Showing the Zone Changes (PDF)
·Attachment E: CD Non-Residential Change in SQFT 09/01/86 to 08/31/11 (PDF)
·Attachment F: CD Parking Deficit(PDF)
·Attachment G: CommercialDowntown (CD) and SOFA 2 CAP Floor Area by Use Category
(PDF)
Prepared By:Chitra Moitra, Planner
Department Head:Curtis Williams, Director
City Manager Approval: James Keene, City Manager
ATTACHMENT A
DOWNTOWN STUDY RESULTS SUMMARY (July 1986)
The following are the primary measures adopted as a result of the study:
1. A new Commercial Downtown (CD) zoning district, including three sub districts (CD-C, CD-S and CD-N), was created and
applied to most of the Downtown area previously zoned Community Commercial (CC) or Service Commercial (CS). The
basic provisions of the CD district include floor area ratios (FARs) that are more restrictive than in the previous CC and CS
zones, limits to project size and to the overall amount of future development, and special development regulations for sites
adjacent to residential zones.
2. Growth limits were applied to the CD district restricting future development to a total of 350,000 square feet beyond what was
existing or approved in May 1986 and providing for a re-evaluation of the CD regulations when new development reaches
235,000 square feet. In addition, 100,000 square feet of the total new floor area was reserved for projects demonstrating
special public benefits and 75,000 square feet for projects which qualify for seismic, historic or minor expansion exemptions.
3. Exemptions to the floor area ratio restrictions of the CD zone were established for certain building expansions involving
historic structures, seismic rehabilitation, provision of required handicapped access, or one-time additions of 200 square feet or
less.
4. New parking regulations were established for the University Avenue Parking Assessment District that requires new non-
residential development to provide parking at a rate of one space per 250 square feet of floor area. Exemptions to this
requirement are provided for certain increases in floor area related to provision of handicapped access, seismic or historic
rehabilitation, one-time minor additions (200 square feet or less) and development of vacant land previously assessed for
parking. The regulations also permit, in certain instances, off-site parking and parking fees in lieu of on-site parking.
5. Performance measures were established that specify that new development in the Downtown should not increase the total
parking deficit beyond that expected from development that was existing or approved through May, 1986 (1600 spaces) and
that call for re-evaluation of the parking exemption regulations when the unmet parking demand, resulting from exemptions,
reaches one half (225 parking spaces) of the minimum 450 parking spaces deemed necessary for construction of a new public
parking structure. Staff was directed to monitor the parking deficit.
6. A new Ground Floor (GF) Combining District was created and applied to the area along University Avenue and portions of the
major side streets between Lytton and Hamilton Avenues, in order to restrict the amount of ground floor area devoted to uses
other than retail, eating and drinking or personal service.
7. Staff was directed to monitor the Downtown area in terms of development activity, vacancy rates, sales tax revenues, and
commercial lease rates to facilitate evaluation of the effectiveness of the new regulations.
8. Staff was directed to undertake a site and feasibility study to evaluate an additional public parking structure elsewhere in the
Downtown, to consider development of a parking facility on public lots S, L and F, and to explore the possibility of leasing or
purchasing privately-owned vacant lots suitable as parking structure sites.
9. Policies and regulations were adopted which encourage Planned Community (PC) zoning for parking structures and limit
underground parking to two levels below grade, unless there is proof that regular pumping of subsurface water will not be
necessary.
10. A Twelve-Point Parking Program was adopted to increase the efficiency of existing parking.
11. Traffic policies were adopted which prohibit new traffic signals on portions of Alma Street and Middlefield Road, and prohibit
a direct connection from Sand Hill Road to Palo Alto/Alma Street. In addition, new signs were approved directing through
traffic off of University Avenue and onto Hamilton and Lytton Avenues.
12. Staff and the Architectural Review Board (ARB) were directed to consider the possibility of an Urban Design Plan for
Downtown and to develop design guidelines for commercial structures in neighborhood transition areas and for driveways
which cross pedestrian walkways.
13. A temporary Design and Amenities Committee was created and charged with developing an incentive program (including FAR
increases of up to 1.5) to encourage private development to provide a variety of public amenities in the Downtown area.
14. Staff was directed to study possible restrictions on the splitting and merging of parcels as well as the establishment of
minimum lot sizes in the new CD district.
COMMERCIAL DOWNTOWN (CD) ZONE DISTRICT MAP ATTACHMENT B
o
•
,
ATTACHMENT C
LIST OF PARCELS ADDED AND REMOVED FROM CD-C (GF) P DISTRICT
The following properties were added to the Ground Floor (GF) Combining District:
200-228 Hamilton Avenue---APN 120-27-008
230-238 Hamilton Avenue---APN 120-27-009
240-248 Hamilton Avenue---APN 120-27-010
412 Emerson Street---APN 120-26-106
420 Emerson Street---APN 120-26-025
430 Emerson Street---APN 120-26-026
The following properties were removed from the Ground Floor (GF) Combining District:
115-119 University Avenue---APN 120-26-108
102-116 University Avenue---APN 120-26-039
124 University Avenue---APN 120-26-043
125 University Avenue---APN 120-26-138
525 Alma Street---APN 120-26-093
529 Alma Street---APN 120-26-110
535-539 Alma Street, 115 Hamilton Avenue---APN 120-26-091
135 Hamilton Avenue---APN 120-26-111
440 Cowper Street---APN 120-15-014
437 Kipling Street---APN 120-15-020
443 Kipling Street---APN 120-15-019
DOWNTOWN MAP SHOWING THE ZONE CHANGES ATTACHMENT D
o
:~
o
1
ATTACHMENT E
CD NON-RESIDENTIAL CHANGE IN SQUARE FOOTAGE 09/01/86 TO 08/31/11
Project Address Zoning Date Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus
Square Footage
Net change in non-
Residential Floor
Area
520 Ramona Street A
CDCGFP
11/20/84
-
400
+400
220 University Avenue
CDCGFP
2/5/87
-
65
+65
151 Homer Avenue
CDSP
3/17/88
-
-
-9,750
314 Lytton Avenue
CDCP
5/5/88
-
-
-713
247-275 Alma Street
CDNP
8/4/88
-
-
+1,150
700 Emerson Street
CDSP
9/15/88
-
-
+4,000
431 Florence Street
CDCP
9/15/88
-
2,500
+2,500
156 University Avenue
CDCGFP
12/15/88
-
4,958
+4,958
401 Florence Street
CDCP
3/2/89
-
2,407
+2,407
619 Cowper Street
CDCP
5/6/89
-
-
+2,208
250 University Avenue
PC-3872
5/15/89
11,000B
300
+20,300
2
Project Address Zoning Date Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus
Square Footage
Net change in non-
Residential Floor
Area
550 University Avenue
CDCP
6/1/89
-
-
-371
529 Bryant Street
PC-3974
5/3/90
2,491C
2,491
+2,491
305 Lytton Avenue
CDCP
9/28/90
-
200
+200
550 Lytton AvenueDE
CDCP
10/22/90
-
-
+4,845
531 Cowper Street
PC-4052
5/21/91
9,000
475
+9,475
540 Bryant Street
CDCGFP
3/24/92
-
404
+404
530/534 Bryant Street
CDCGFP
4/15/93
-
432
+432
555 Waverley Street/425
Hamilton AvenueE
CDCP
9/21/93
-
-
+2,064
3
Project Address Zoning Date Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus
Square Footage
Net change in
non/Residential
Floor Area
201 University Avenue
CDCGFP
11/18/93
-
2,450
+2,450
518 Bryant Street
CDCGFP
3/3/94
-
180
+180
245 Lytton Avenue
CDCP
7/21/94
-
-
-21,320
400 Emerson StreetEF
PC-4238
9/19/94 -
200
+4,715
443 Emerson Street
CDCGFP
1/5/95
-
26
+26
420 Emerson Street
CDCP
3/16/95
-
125
+125
340 University Avenue
CDCGFP
4/6/95 - -
-402
281 University Avenue
CDCGFP
4/20/95 - -
-2,500
456 University Avenue
CDCGFP
5/18/95
-
7,486
+7,486
536 Ramona Street
CDCGFP
7/11/95
-
134
+134
725/753 Alma Street
PC-4283
7/17/95
- -
-1,038
4
Project Address Zoning Date Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus
Square Footage
Net change in
non/Residential
Floor Area
552 Emerson Street
CDCGFP
7/18/95
-
177
+177
483 University Avenue G
PC-4296
10/2/95
3,467C
2,789
+7,289
424 University Avenue
CDCGFP
9/21/95
-
2,803
+2,803
901/909 Alma Street E,F
PC-4389
8/1/96
-
-
+4,425
171 University Avenue
CD-C(GF)(P)
9/19/96
-
1,853
+1,853
401 High Street
CD-C(P)
10/3/96
-
350
+350
430 Kipling Street D,H
CD-C(P)
10/22/96
-
200
+1,412
460-476 University
Avenue
CD-C(GF)(P)
3/20/97
-
1,775
+1,775
400 Emerson Street D
PC-4238
3/21/97
-
-
+2,227
275 Alma Street
CD-N(P)
7/8/97
-
200
+3,207
390 Lytton Avenue
PC-4436
7/14/97
8,420C
689
+17,815
411 High Street H
CDCP
12/18/97
-
2,771 +2,771
5
Project Address Zoning Date Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus
Square Footage
Net change in Non
Residential Floor
Area
530 Ramona CDCGFP 05/20/99 - 2852 +2852
705 Alma St CDSP 09/21/99 - 2814 +2814
200 Hamilton Ave CDCP 10/21/99 - 10913 +10913
550 Lytton Ave CDCP 08/11/00 - - +93
437 Kipling St CDCGFP 02/01/01 - - +945
701 Emerson St CDSP 05/29/01 - - +434
723 Emerson St CDSP 05/29/01 - - +400
880 - 884 Emerson St CDSP 05/29/01 - - +312
539 Alma St CDCGFP 10/23/01 - 2,500 +2,500
270 University Ave CDCGFP 11/01/01 - 2,642 +2,642
901 High St. E, F CDSP 12/12/02 - - +12,063
800 High St. I PC-4779 02/03/03 - - -15,700
6
Project Address Zoning Date Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus
Square Footage
Net change in Non
Residential Floor
Area
164 Hamilton Ave CDCP 01/13/05 - - -2,799
335 University Ave CDCGFP 08/10/05 - 4,500J +5,249
382 University Ave CDCGFP 07/27/06 - 194 +194
102 University Ave CDCGFP 10/10/2006 - - +8
325 Lytton Ave CDCP 5/2006 - - +17,515
310 University Ave CDCGFP 07/31/2008 - 7,481 +7,481
317-323 University Ave CDCGFP 01/2008 - 2,500 +3,290
564 University Ave CDCP 7/2008 - 2,500 +4,475
278 University CDCGFP 11/2008 - - +137
265 Lytton CDCP 7/2010 - 3,712 +21,151
340 University CDCP 12/2010 - - -1,360
524 Hamilton CDCP 2/2011 - 5,200 +9,345
7
Project Address Zoning Date Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus
Square Footage
Net change in Non
Residential Floor
Area
630 Ramona CDCP 6/2011 - 437 +437
668 Ramona CDCP 7/2011 - 4,940 +4,940
661 Bryant CDCP 2/2011 - 1,906 0
Totals 1986-2011 34,378 93,931 173,356
A: Project approved during the Downtown Moratorium (9/84 to 9/86), but was not included in the Downtown EIR’s “pipeline projects.” As a result, the project is counted among
the CD District’s nonresidential development approvals since the enactment of the Downtown Study Policies in 1986
B: Through Assessment District project provided additional 64 public parking spaces as part of public benefit instead of required 44 private spaces
C: Project exceeded square footage otherwise allowed by zoning
D: Project converted residential space to non-residential space. Net non-residential space counts toward the 350,000 square foot limit
E: Project included covered parking that counts as floor area but not counted 350,000 square foot limit
F: Project was approved pursuant to PAMC Sections 18.83.120 or 18.83.130 which allow for a reduction in the number required parking spaces for shared parking facilities, joint
use parking facilities, or substitution of 8 bike parking spaces for one vehicle space.
G. In addition, project paid in-lieu fee for loss of 2 on-site parking spaces
H: In addition, projects paid in-lieu fee for loss of 4 on-site spaces
I: Part of the SOFA 2 CAP
J: Transfer of Development Right (TDR) agreement with 230 and 232 Homer Avenue. 5000 total sq ft of TDR but only 4,500 sq. ft used for Non Residential Floor Area.
Page 1
ATTACHMENT F
CD PARKING DEFICIT 9/1/86 to 8/31/2011
PROJECT
ADDRESS
ZONING
NET CHANGE
IN NON/
RESIDENTIAL
FLOOR AREA
ADDED
PARKING
REQUIRED
NET
ADDED
PARKING
SPACES
PARKING
EXEMPTIONS
PER 18.52.060
OF PAMC
NET
DEFICIT
CHANGE
TOTAL
CUMULATIVE
DEFICIT
1986 deficit
1,601
520 Ramona
StreetA
CDCGFP
+400
2
0
0
+2
1,603
220 University
Avenue
CDCGFP
+65
0
0
0
0
1,603
151 Homer
Avenue
CDSP
-9,750
0
11
0
-50
1,553
314 Lytton
Avenue
CDCP
-713
0
0
0
-3
1,550
247-275 Alma
Street
CDNP
+1,150
5
5
0
0
1,550
700 Emerson
Street
CDSP
+4,000
16
16
0
0
1,550
431 Florence St
CDCP
+2,500
10
0
10
+10
1,560
Page 2
PROJECT
ADDRESS
ZONING
NET CHANGE
IN NON/
RESIDENTIAL
FLOOR AREA
ADDED
PARKING
REQUIRED
NET
ADDED
PARKING
SPACES
PARKING
EXEMPTIONS
PER 18.52.060
OF PAMC
NET
DEFICIT
CHANGE
TOTAL
CUMULATIVE
DEFICIT
156 University
Avenue
CDCGFP
+4,958
20
0
20
+20
1,580
401 Florence
Street
CDCP
+2,407
10
0
10
+10
1,590
619 Cowper
Street
CDCP
+2,208
9
9
0
0
1,590
250 University
Avenue
PC-3872
+20,300
103
131B
0
-28
1,562
550 University
Avenue
CDCP -371
0
0
0
-1
1,561
529 Bryant
Street
PC-3974
+2,491
10
0
10
+10
1,571
520 Webster
StreetC
PC-3499
0
0
163
0
-163
1,408
305 Lytton Ave
CDCP
+200
1
0
1
+1
1,409
550 Lytton
Avenue
CDCP
+4,845
19
19
0
0
1,409
Page 3
PROJECT
ADDRESS
ZONING
NET CHANGE
IN NON/
RESIDENTIAL
FLOOR AREA
ADDED
PARKING
REQUIRED
NET
ADDED
PARKING
SPACES
PARKING
EXEMPTIONS
PER 18.52.060
OF PAMC
NET
DEFICIT
CHANGE
TOTAL
CUMULATIVE
DEFICIT
Downtown Extensive restriping by Transportation Division of on and off/street parking -96 1,313
531 Cowper
Street
PC-4052
+9,475
38
0
2
+38
1,351
540 Bryant
Street
CDCGFP
+404
2
0
2
+2
1,353
530/534 Bryant
Street
CDCGFP
+432
2
0
2
+2
1,355
555 Waverley
Street/425
Hamilton
AvenueD
CDCP
+2,064
8
0
0
+8
1,363
201 University
Avenue
CDCGFP
+2,450
10
0
10
+10
1,373
518 Bryant
Street
CDCGFP
+180
1
0
1
+1
1,374
245 Lytton Ave
CDCP
-21,320
90
149
0
-59
1,315
400 Emerson
Street
PC-4238
+4,715
18
5
1
+14
1,329
Page 4
PROJECT
ADDRESS
ZONING
NET CHANGE
IN NON/
RESIDENTIAL
FLOOR AREA
ADDED
PARKING
REQUIRED
NET
ADDED
PARKING
SPACES
PARKING
EXEMPTIONS
PER 18.52.060
OF PAMC
NET
DEFICIT
CHANGE
TOTAL
CUMULATIVE
DEFICIT
443 Emerson
Street
CDCGFP +26 0 0 0 0 1,329
420 Emerson
Street
CDCP
+125
1
0
1
+1
1,336
340 University
Avenue
CDCGFP
-402
0
0
0
-2
1,334
281 University
Avenue
CDCGFP
-2,500
0
0
0
-10
1,324
456 University
Avenue
CDCGFP
+7,486
30
0
30
+30
1,354
536 Ramona
Street CDCGFP
+134
1
0
1
+1
1,355
725-753 Alma
Street
PC-4283
-1,038
7
7
0
-11
1,344
552 Emerson
Street
CDCGFP
+177
1
0
1
+1
1,345
483 University
Avenue
PC-4296
+7,289
29
-2E
11
+31
1,376
Page 5
PROJECT
ADDRESS
ZONING
NET CHANGE
IN NON/
RESIDENTIAL
FLOOR AREA
ADDED
PARKING
REQUIRED
NET
ADDED
PARKING
SPACES
PARKING
EXEMPTIONS
PER 18.52.060
OF PAMC
NET
DEFICIT
CHANGE
TOTAL
CUMULATIVE
DEFICIT
424 University
Avenue
CDCGFP +2,803 11 0 11 +11 1,387
901/909 Alma
StreetD
PC-4389
+4,425
18
18
0
0
1,387
171 University
Avenue
CDCGFP
+1,853
7
0
7
+7
1,394
401 High Street
CDCP
+350
1
0
1
+1
1,395
430 Kipling
Street
CDCP
+1,412
5
-4E
1
+10
1,405
460/476
University
Avenue
CDCGFP
+1,775
7
0
7
+7
1,412
400 Emerson
Street
PC-4238
+2,227
9
0
0
+9
1,421
275 Alma
StreetF
CDNP
+3,207
0
0
1
+1
1,422
390 Lytton
Avenue
PC-4436
+17,815
74
50
3
+27
1,449
Page 6
PROJECT
ADDRESS
ZONING
NET CHANGE
IN NON/
RESIDENTIAL
FLOOR AREA
ADDED
PARKING
REQUIRED
NET
ADDED
PARKING
SPACES
PARKING
EXEMPTIONS
PER 18.52.060
OF PAMC
NET
DEFICIT
CHANGE
TOTAL
CUMULATIVE
DEFICIT
411 High Street
CDCP
+2,771
0
-4E
11
+15
1,464
530 Ramona CDCGFP 2852 11 0 11 +11 1475
705 Alma St CDSP 2814 11 0 11 +11 1486
200 Hamilton
Ave CDCP 10,913 44 3E 35 +41 1527
550 Lytton Ave CDCP 93 0 0 0 0 1527
528 High St PF 0 0 211 G 0 -211 1316
445 Bryant PF 0 0 688G 0 -688 628
437 Kipling St CDCGFP 945 4 0E 2 +4 632
701 Emerson St CDSP 434 2 1 1 +1 633
723 Emerson St CDSP 400 2 2 0 0 633
Page 7
PROJECT
ADDRESS
ZONING
NET CHANGE
IN NON/
RESIDENTIAL
FLOOR AREA
ADDED
PARKING
REQUIRED
NET
ADDED
PARKING
SPACES
PARKING
EXEMPTIONS
PER 18.52.060
OF PAMC
NET
DEFICIT
CHANGE
TOTAL
CUMULATIVE
DEFICIT
880 / 884
Emerson St CDSP 312 2 5 0 -3 630
539 Alma St CDCGFP 2,500 10 0 10 +10 640
270 University
Ave CDCGFP 2,642 11 0E 11 +11 651
SUBTOTAL
86-02 106,930 672 1483 236 -578 651
901 High St. CDSP 12,063 59D 60 0 -1 650
800 High St. H PC-4779 -15,700 0 63 0 -63 587
164 Hamilton
Ave CDCP -2499 0 0 0 0 587
335 University
AveI CDCGFP 5,249 0 0 0 0 587
Page 8
PROJECT
ADDRESS
ZONING
NET CHANGE
IN NON/
RESIDENTIAL
FLOOR AREA
ADDED
PARKING
REQUIRED
NET
ADDED
PARKING
SPACES
PARKING
EXEMPTIONS
PER 18.52.060
OF PAMC
NET
DEFICIT
CHANGE
TOTAL
CUMULATIVE
DEFICIT
382 University
Ave CDCGFP 194 0 0 1 +1 588
102 University
Ave CDCGFP 8 0 0 0 0 588
310 University
Ave CDCGFP 7,481 30 0 30 +30 618
317-323
University Ave CDCGFP 3,290 0 0 0 0 618
564 University
Ave CDCP 4,475 10 0 10 +10 628
325 Lytton Ave CDCP 17,515 110 6 0 -6 622
265 Lytton CDCP 21,151 106 52 0 +54 676
278 University CDCGFP +137 1 0 1 +1 677
340 University CDCP -1,360 0 0 0 0 677
524 Hamilton CDCP +9,345 31 8 23 +23 700
Page 9
PROJECT
ADDRESS
ZONING
NET CHANGE
IN NON/
RESIDENTIAL
FLOOR AREA
ADDED
PARKING
REQUIRED
NET
ADDED
PARKING
SPACES
PARKING
EXEMPTIONS
PER 18.52.060
OF PAMC
NET
DEFICIT
CHANGE
TOTAL
CUMULATIVE
DEFICIT
630 Ramona CDCP +437 2 0 2 +2 702
668 Ramona CDCP +4,940 20 0 20 +20 722
661 Bryant CDCP 0 0 0 0 0 722
TOTAL 173,356 911 1672 323 649 722
A: Project approved during the Downtown Moratorium (9/84 to 9/86, but was not included in the Downtown EIR’s “pipeline projects.”) As a result, the project
is counted among the CD District’s nonresidential development approvals since the enactment of the Downtown Study Policies in 1986
B: Through Assessment District project provided additional 64 public parking spaces as part of public benefit
C: Addition of 2 levels of parking to Cowper/Webster garage
D: Project was approved pursuant to PAMC Sections 18.83.120 or 18.83.130 which allow for a reduction in the number required parking spaces for shared
parking facilities, joint use parking facilities, or substitution of 8 bike parking spaces for one vehicle space.
E. Project removed existing on-site spaces or met required parking by paying in-lieu fee
F: Site had existing parking sufficient to allow expansion
G: Construction of 2 city parking lots. 528 High completed on Aug. 2003 and 445 Bryant completed on Nov. 2003
H: Part of the SOFA 2 CAP
I: As per PAMC 18.87.055, the TDR area transferred to the site does not increase the number of automobile parking spaces required for the additional floor area.
Page 10
ATTACHMENT G
Commercial Downtown (CD) and SOFA 2 CAP Floor Area by Use Category
(Rounded to the nearest 25,000 square feet)
* The above table is rounded to the nearest 25,000 square feet and was based on
a table originally prepared in 1986. Over the years, because of the rounding to 25,000
square foot increments, the table has had a greater margin of error. Staff attempted to
update the table from the beginning in 1998; therefore the numbers may not compare
directly to tables prepared prior to the 1998 report.
Use Category Area
(October
1986)
Area
(October
2011)
Area Change,
percentage
1. Offices 1,100,000 1,350,000 23%
2. Retail 500,000 625,000 25.00%
3. Eating & Drinking 150,000 275,000 83.33%
4. Financial Services 200,000 200,000 0.00%
5. Business Services 150,000 175,000 16.67%
6. Basement Storage 175,000 100,000 -42.86%
7. Hotels 100,000 150,000 50.00%
8. Personal Services 75,000 125,000 66.67%
9. Utility Facility 150,000 100,000 -33.33%
10. Public Facilities 50,000 75,000 50.00%
11. Automotive Services 150,000 50,000 -66.67%
12. Recreation/Private Club 25,000 50,000 100.00%
13. Theaters 50,000 25,000 -50.00%
14. Warehousing &
Distribution 50,000 25,000 -50.00%
15. Manufacturing 50,000 0 -100.00%
16. Religious Institutions 50,000 25,000 -50.00%
17. Multi-Family Residential 250,000 400,000 50.00%
18. Single Family
Residential 50,000 25,000 -50.00%
19. Vacant & Under
Construction 150,000 50,000 -66.66%
20. Vacant & For Sale 0 0
21. Vacant & Available 150,000 100,000 -33.33%
Total 3,625,000 3,875,000 5.52%
ADJUSTED TOTAL: (Deduct
residential uses, religious institutions,
vacant & for sale and vacant & under
construction.)
3,125,000 3,350,000